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Subdivision Value professional

A Subdivision Appraisal Template, in Word & Excel

by Stuart Haxton





Subdivision Appraisal Template - Residential Subdivision Lots


This residential subdivision appraisal template is for subdivision valuation purposes by appraisers, owners, developers, and others. These Word and Excel documents include narrative, analysis, comparisons, adjustments, cash flow, discounted cash flow analysis, cost approach, sales comparison approach, income approach and more. This is much more usable and sensible than other non-Excel and Word based subdivision appraisal software or templates. This is applicable to you if you are looking for: an example of a residential subdivision appraisal, subdivision appraisal methods, formats and templates, and more.


Now you can buy this actual subdivision appraisal template in Word and Excel working documents! This complete self-contained residential subdivision appraisal is intended to be an overwrite template for your next appraisal or investment analysis.


(Price $299)


This subdivision appraisal template is professional, complete, flexible and relevant! Only the specific property name/location in this appraisal is fictional. You get my appraisal documents in Word & Excel - modify however you like! Income, Cost and Sales Comparison Approaches.


This appraisal template, and respective research and data, is based on an appraisal done during a time preceeded by a long period of stable market growth stable (pre-bubble) in 2003.



"worth every penny" - buyer's response, appraiser





Subdivision Appraisal


Stuart Haxton Company has a large emphasis in appraising residential subdivisions.  Stuart has appraised over 50 subdivisions in the Boise area.



This is a Complete Self-Contained Appraisal on a proposed, typical-designed residential subdivision.

This is the valuation of a phase of completed lots (not houses).

Income Approach, Cost Approach, & Sales Comparison Approaches.


This is the appraisal of a typical entry-level subdivision - for an excellent template - including format, data, analysis, and commentary that will exceed your expectations! A good appraisal should look good, make sense, and not leave good questions unanswered. This does just that.


Of course this appraisal is specifically tailored to my market area, but is easily modifiable to other markets. For comparison, the Boise market data presents a good template because this market is generally typical. The market has been consistently in good balance, competitive, and had stable population growth. The Boise MSA has a population of around 500,000. Boise is a steadily growing area and has quite efficient and stable real estate markets. 




Subdivision Value Professional

A Residential Subdivision Appraisal Template, in Word & Excel

Sample pages...

    Front Page.PDF

    Table of Contents.PDF

    Appraisal Summary.PDF

    Page 1 of Subdivision Description.PDF

    Page 2 of Residential Market.PDF

    Page 4 of Residential Market.PDF

    Cost Approach.PDF

    Income Approach DCF (not shown)

    Tax Worksheet applied to sold/remaining lots (not shown)




This full subdivision appraisal report includes the Income Approach, Cost Approach, and Sales Comparison Approach including Subdivision Lot Sales, Tax Payments, and Market Economic Analysis relevant to residential subdivisions. For the Cost Approach and Income Approach I include an analysis summary of Entrepreneurial Profit, based on results from my recent and in-depth study of the Boise market area. 

For accurate analysis, I include all of the applicable Excel spreadsheets: Discounted Cash Flow Analysis, Cost breakdown, Subdivision Taxes - lots/land, Bulk sales of lots, Comparable Subdivisions, Pricing of Lots, Home Sale Statistical analysis for new and existing homes, Land Sales, and Land Sale Adjustments.

The Sales Comparison Approach for subdivision phases analyzes single bulk sales of subdivision lots and phases.  This analysis of Comparable Bulk Sales is included.





Problem Subdivisions


A 2 page document of detailed discussions of 4 problem subdivisions. Short but valuable to the developer that might make the same mistakes.


Price  $24





To purchase:

These documents are PC versions of Word 2007 and Excel 2007.


After purchase - call or email.  We will then quickly send by e-mail!


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    Subdivision Value      Price  $299     

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  Problem Subdivisions   Price  $24     

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General Economic Analysis  Price  $19.95    


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Stuart Haxton Company

270 W. Parliament, Boise, ID

208 794-4950

(10am-9pm MST)





Stuart Haxton Company is a commercial real estate firm located in Boise, Idaho. Stuart Haxton has appraised residential subdivisions lots, land, office, retail, and more. His clients includes banks, investors, developers, owners and estates.


Disclaimer: My methodologies and analysis' are applicable to my local market and not necessarily to other markets. Appraisals need to be specifically tailored to appropriate local market data and methodologies. Also, I am not  responsible for the buyer’s/user’s lack of knowledge of  MS Word or Excel software programs. Documents are not guaranteed to be USPAP compliant.


All documents I sell here are copyright protected – not for use or resale of copies outside the buyer's business entity. One purchased copy can be copied and used by multiple users within the business entity - up to 2 analyst/author-type users. I reserve the right to not sell to any party.




























Boise Subdivision Research

An example market: the Boise Idaho market

during the stable growth period analyzed 1998 to 2004

by Stuart Haxton


• Problem Subdivisions
Boise area subdivisions that were not feasible, marketed wrong, or designed wrong. (Problem Subdivisions document)

• Subdivision Bulk-Sales Analysis
Ideally, the sales of entire subdivision phases or bulk lot sales are the best measure to appraise a subdivision. Of course, these happen seldomly. When these sales are few or less comparable, they must be analyzed carefully. (included in Subdivision Appraisal document)

• Survey of Subdivision Developers
The most difficult to obtain components of subdivision appraisals are presented including: developer’s current and forward-looking expectations of market conditions; profit requirements; opinions of bulk purchase/sell discounts appropriate in a typical market; and developer costs such as management, insurance, and legal cost components. (not for sale)

• Subdivision Profit Report
An in-depth study of the profits that subdivision developers make. To an appraiser this study reveals the correct amounts of profit incentive for the Cost and Income Approaches to value. (not for sale)

• Subdivision Line Item Costs
Detailed comparables of subdivision cost line items.




Some Subdivision Principles

for the Boise Idaho Market

by Stuart Haxton

   Developing residential subdivision lots requires a substantial amount of money and a good knowledge of costs and market dynamics. A typical entry-level subdivision of 35 lots may cost $1m to develop, approximately 70% of which can be borrowed. On top of this $1m is about 15% more cost to sell the lots (loan interest, taxes, management, r.e. commissions, etc.) .

  Few people have a competent knowledge of the market for subdivisions - basically only a limited number of good subdivision developers and real estate appraisers who specialize in subdivisions.

   The market for subdivision land and lots is fairly efficient.

   In general, if you pay market value for land, you need to sell your finished lots at a rate of 2.0 to 3.5 per month for your subdivision to be feasible. If you are not selling lots at this rate your problems are likely: 1) lots are priced to high (or too low if they are selling faster), 2) subdivision location or design is not good, 3) the homes are designed wrong causing a decreased marketability of remaining subdivision lots.

   If you want to develop a new type of subdivision lot or a new type of house within your subdivision – designs that are non-existent or rare in the market – you should be very careful. Respect the market, because there is probably a good reason it is not being done. The reason: lack of demand.

   Many of the larger developers buy land 1 to 4 years in advance of development. Most of this land is not offered for sale so developers have to solicit land owners. Consequently, land owners may not maximize their prices (since their land is not properly priced or marketed).

   Cities commonly cause home prices to increase for all home buyers because of their restrictive zoning codes and requirements that do not let developers build what buyers actually want. This is an especially undue hardship to lower-income home buyers. Buyers don’t necessarily want larger lots, detached homes, and overbuilt parks and road improvements. 

  “Bubbles” in housing markets occur when home prices increase beyond what the local job market can support or sustain. Buying a home is not always a good investment, especially in a high-priced, overzealous market.



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